Bridge Farm, Ballam Road, Lytham, FY8

Bridge Farm was originally constructed by Dolphin Developments to a very high exacting standard and Woodside, a four bedroomed semi detached property has been the subject of considerable further expenditure of which an early inspection will confirm. This small select four property barn conversion development is approached via a long illuminated gravel driveway approached through front security electrically operated double wrought iron gates and borders open farmland. Being situated in the hamlet of 'Ballam', approximately 2 miles to the centre of Lytham with its attractive tree lined shopping facilities and town centre amenities. Bridge Farm is very close to the M55 motorway access point leading to both Manchester and 'The Lakes' and just a short driving distance to Wrea Green, Kirkham and BAE at Warton. Internal and external viewing essential

GROUND FLOOR

ENTRANCE HALLWAY

Superb central entrance hall approached through double glazed hardwood doors and matching full length side windows. Feature limestone tiled floor with underfloor heating. Matching architraves, internal doors and skirting boards. Turned staircase leads off with useful understair cloaks store cupboard. Side handrail. Five ceiling halogen downlights. Ceiling speakers for integrated sound/music system.

CLOAKS/WC

Part tiled walls and matching limestone floor with underfloor heating. Two piece Villeroy & Boch white suite comprising: fixture wash hand basin with cupboard beneath and side shelving. Semi concealed low level WC. Two halogen downlights and extractor fan.

LOUNGE/DINING ROOM

Delightful carefully presented spacious reception room approached through double opening doors from the hallway. Bi folding double glazed doors overlook and give access onto the stone flagged sun terrace with the mature lawned gardens beyond. Solid wood panelled floor with underfloor heating throughout. Side double glazed full length picture window to the dining area overlooks the garden. The focal point of the room is a feature stone fireplace with gas coal effect living flame fire and matching overmantle and hearth. To both side of the chimney breast there are inglenook double glazed opening windows. Number of inset ceiling halogen downlights and ceiling speakers.

DINING KITCHEN

A superb family dining-kitchen. Custom handmade wall and floor mounted cupboards and drawers by Carl Josef. Black granite working surfaces with matching island unit and concealed downlighting and uplighting. Inset stainless steel sink unit with moulded drainer and centre mixer tap. Built in appliances comprise: recessed 'Rangemaster' duel fuel gas and electric automatic double oven and five ring gas hob with side hotplate. Neff microwave oven and matching steamer. Two integrated freezers. Integrated dishwasher and larder fridge. Slideout pantry cupboard. Open wine racks. Samsung wall mounted television. Illuminated glass fronted display cabinets. Two double glazed windows overlook the rear courtyard. Limestone underfloor heated floor. Fourteen ceiling halogen downlights and ceiling speaker. Door leads to the Utility room

UTILITY ROOM

Matching limestone floor. Black granite working surfaces with cupboards beneath and inset stainless steel sink with moulded drainer. Chrome mixer taps. Plumbing facilities for automatic washing machine. Side cupboard contains an Ariston gas central heating boiler with programmer control and side insulated hot water cylinder. Two ceiling halogen downlights and extractor fan.

FIRST FLOOR LANDING

Approached from the previously described turned staircase with feature exposed brickwork on the half stair and matching hardwood balustrade giving access to the central landing. Matching hardwood doors, architraves and skirting boards. Double panel radiator set behind a decorative screen. Three ceiling halogen downlights.

MASTER BEDROOM SUITE

Superb principal double bedroom. Extensive range of Carl Josef custom made fitted units including wardrobes, matching headboard and bedside drawer units, kneehole dressing table with canopy spot lighting and built in Samsung television and centre mirror. Two double glazed windows overlook the rear and side elevations. Double panel radiator set behind a decorative screen. Seven ceiling halogen downlights and ceiling speakers.

EN SUITE BATHROOM/WC

A truely stunning full three piece ensuite by Vilroy & Boch. Tiled walls and limestone floor. Matching tiled paneled deep bath with wall control mixer taps and hand shower. Splash wall LCD television screen. Wide vanity wash hand basin set with cupboards beneath and chrome mixer tap. The suite is completed by a semi concealed low level WC. Chrome heated ladder towel rail. Double glazed outer window with side opening light. Four ceiling halogen downlights and ceiling speaker and extractor fan.

BEDROOM TWO

Extremely well fitted second double room. Two double glazed windows with side opening lights overlook the rear courtyard with discreet views of the adjoining open farmland. Double panel radiator set behind a decorative screen. Carl Josef custom made range of fitted 'L' shaped floor to ceiling wardrobes with fitted headboard and side drawer and bedside units and additional five drawer unit. Five ceiling halogen downlights and access to loft.

BEDROOM THREE

Third spacious double room. Extremely well fitted again by Carl Josef custom made units comprising 'L' shaped floor to ceiling curved wardrobes. Matching headboard with bedside units to match. Double panel radiator set behind a decorative screen. Two double glazed windows overlook the rear and side elevations both with opening lights. Five ceiling downlights.

BEDROOM FOUR/STUDY

Larger then average single bedroom at present furnished as a study but having a range of Carl Josef custom made floor to ceiling wardrobes with matching corner 'L' shaped kneehole computer unit with cupboards and drawers beneath. Double panel radiator set behind a decorative screen. Two double glazed windows overlooking the side and rear elevations and having two opening lights. Four ceiling halogen downlights and fitted wall lights.

SHOWER ROOM/WC

Fully tiled walls and matching floor. Three piece suite comprises: double walk in shower with a plumbed power shower and fixed glazed screen. Villroy & Boch vanity wash hand basin set with cupboard beneath and off set chrome mixer tap and glass shelf above. Semi concealed low level WC. Chrome heated ladder towel rail. Four ceiling halogen downlights and extractor fan.

OUTSIDE

Woodside is approached through private wrought iron gates leading from the central communal courtyard leading onto a private block paved wide inner courtyard which approaches the detached DOUBLE GARAGE and provides good off road car parking for several vehicles.The private rear garden with recently fitted new high level fencing and mature lawned gardens have very well stocked shrubs, conifers and mature trees and are a feature of the property. There is stone flagged sun terrace areas with dwarf walling approached from the bi folding doors from the main lounge with three halogen downlights and external security lighting. Two double external power points. Second stone flagged sun patio area. Note: The grounds and garden must be inspected to be fully appreciated.

DOUBLE GARAGE

Brick constructed garage with pitched tiled roof. Two electrically operated up & over doors. Power and light supplies connected. Outside lights.

SECURITY

The property has CCTV installed

CENTRAL HEATING

The property enjoys the benefit of gas fired central heating from an Ariston boiler in the Utility Room serving panel radiators on the first floor and domestic hot water, with water filled underfloor pipes on the ground floor.

DOUBLE GLAZING

Where previously described the windows have DOUBLE GLAZED units.

TENURE FREEHOLD/COUNCIL TAX

The site of the property is held Freehold. Council Tax Band F

DRAINAGE

The property is connected to a septic tank which incurs a maintenance change of approx ?85 per annum.

LOCATION

Bridge Farm was originally constructed by Dolphin Developments to a very high exacting standard and Woodside, a four bedroomed semi detached property has been the subject of considerable further expenditure of which an early inspection will confirm. This small select four property barn conversion development is approached via a long illuminated gravel driveway approached through front security electrically operated double wrought iron gates and borders open farmland. Being situated in the hamlet of 'Ballam', approximately 2 miles to the centre of Lytham with its attractive tree lined shopping facilities and town centre amenities. Bridge Farm is very close to the M55 motorway access point leading to both Manchester and 'The Lakes' and just a short driving distance to Wrea Green, Kirkham and BAE at Warton. Internal and external viewing essential

VIEWING THE PROPERTY

Strictly by appointment through 'John Ardern & Company'.

INTERNET & EMAIL ADDRESS

All properties being sold through John Ardern & Company can be accessed and full colour brochures printed in full, with coloured photographs, on the internet: www.johnardern.com, rightmove.com, onthemarket.com, Email Address: [email protected]

THE GUILD

John Ardern & Company are proud to announce that we have been appointed as the only Estate Agent practice in the South Fylde to be appointed as members of 'The Guild of Property Professionals'. As well as a network of carefully chosen independent Estate Agents throughout the UK, we now have an associated London office, 121 Park Lane, Mayfair with our own dedicated telephone number: - 02074098367. Outside the office, there are four touch screens enabling interested clients to access all our displayed properties. The website address is www.guildproperty.co.uk.

PROPERTY MISDESCRIPTION ACT

John Ardern & Company for themselves and their clients declare that they have exercised all due diligence in the preparation of these details but can give no guarantee as to their veracity or correctness. Any electrical or other appliances included have not been tested, neither have drains, heating, plumbing and electrical installations. All purchasers are recommended to carry our their own investigations before contract.